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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Office buildings
920 Shenandoah Ave, Front Royal, VA 22630-3568
Entity Owned
~
Est. High Equity
Property ID
US87-1987058
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Total area
7,560 SF
Lot
0.85 ac (36,939 SF)
Zoning code
R3
APN
20A5 239 4A
UPID
US87-1987058
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
National Spine and Pain Centers - Jacob Young Lee, DO Physician
-
Jacob Yong Lee Physician
-
George Van Osten Physician
-
George K Van Osten Physician
-
Shenandoah Valley Orthodotiics: Lill Daniel J DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
$1.66M
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.41M
Owner & transaction history
Niche Property LLC
Niche Property LLC
since 2026
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
R3 · Front Royal, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.6M
+4.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Front Royal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Front Royal submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,445,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
$1,800,000
6.5%
$1,660,000
7%
$1,540,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,500,000
Current use
WAREHOUSE, STORAGE
$1,570,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±10% · vs last sale $1.50M (Feb 25 2022)
Last sale anchor
$1.50M
Feb 25 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$187 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$5,446
Tax year 2024
Assessed value
$1,111,400
Assessed 2024
Previous assessed
$1,111,400
+0.0% YoY
Effective rate
0.49%
On assessed value
Assessed land
$332,600
Assessed improvement
$778,800
Land market value
$332,600
Improvement market value
$778,800
Total market value
$1,111,400
Applied tax rate
61.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1962
Heating
HEAT PUMP
Cooling
YES
Stories
2
Rooms
8
Bathrooms
4
Total area
7,560 SF
Lot
0.85 ac (36,939 SF)
Zoning code
R3
APN
20A5 239 4A
UPID
US87-1987058
Jurisdiction
WARREN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
R3 · Front Royal, VA
Zoning R3 · permitted uses
R3 · Front Royal, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Front Royal. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.6M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1962
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Rooms
8
Bathrooms
4
Lot
0.85 ac
Current owner
From public records · entity-resolved
Niche Property LLC
Entity
Mailing address
311 E WAINSCOT DR, NEW MARKET, MD 21774-6551
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2026
$1,786,812
Niche Property LLC
Valiant Property Investments LLC
Deed
$1,275,000 · State Employees Credit Union (nc)
May 1, 2026
$130,000
Teddy Stout Construction INC
Valiant Property Investments LLC
Bargain & Sale Deed
—
Feb 25, 2022
$1,500,000
Valiant Property Investments LLC
Shenandoah Medical Arts LLC
Deed
$1,125,000 · Middletown Valley Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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